Franklin County, FL: Fair Market Rent 2027 and Income Limits

Official HUD figures for landlords and renters, effective October 1, 2026 (rents) and May 1, 2026 (income limits).

$1,0682-bedroom FMR, FY2027

$9531-bedroom FMR, FY2027

$65,85080% income limit, family of 4 (FY2026)

$82,300Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Franklin County is $1,068 a month, down 9.9% from $1,186 in FY2026. Franklin County belongs to the Franklin County, FL FMR area (non-metro county), so the same figures apply across that area. FMRs are gross rents: rent plus all tenant-paid utilities except phone, cable and internet.

Fair market rent in Franklin County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$930	$1,033	−10.0%	$837 – $1,023
1 bedroom	$953	$1,058	−9.9%	$858 – $1,048
2 bedrooms	$1,068	$1,186	−9.9%	$962 – $1,174
3 bedrooms	$1,408	$1,564	−10.0%	$1,268 – $1,548
4 bedrooms	$1,413	$1,570	−10.0%	$1,272 – $1,554

Source: HUD Fair Market Rents FY2027 (effective October 1, 2026) and FY2026 (revised file), details.

What can a landlord charge a Section 8 tenant here?

The FMR is not a cap on what you can ask on the open market. For a Housing Choice Voucher tenant, the local housing authority sets a payment standard, normally between 90% and 110% of the FMR (or of the ZIP-level Small Area FMR where those apply). For a two-bedroom unit in Franklin County that is typically $962 to $1,174 including utilities. You can charge more than the payment standard if the rent passes the housing authority's rent-reasonableness test and, at move-in, the tenant's share stays within 40% of their adjusted monthly income. Ask the housing authority for its current payment standard schedule.

Can local renters afford the fair market rent?

$26,756median income of renter households

$1,049Median gross rent, all units

47%Rent-to-income ratio (median rent ÷ median renter income)

56%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $26,756 can afford about $669 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,068 is $399 (59.7%) more than that. To rent a two-bedroom at the FMR, a household needs $42,720 a year under the 30% rule, or $38,448 under the common landlord rule that income must be three times the rent.

Franklin County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,049 ±$168
Median income of renter households	$26,756 ±$9,928
Renters paying 30% or more of income (cost-burdened)	56.4% ±10.5
Renters paying 50% or more (severely cost-burdened)	34.6% ±11.9
Renter households (where the share can be computed)	743

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$802	$1,049	+30.8%
Median renter household income	$34,311	$26,756	−22.0%
Renters paying 30%+ of income	44.8%	56.4%	+11.6 pts

Rent-to-income calculator: does an applicant qualify? → · Most affordable counties to rent in this state →

Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2020–2024 and 2015–2019 (tables B25064, B25119, B25070). ± = margin of error at 90% confidence. Dollar figures are not adjusted for inflation.

HUD income limits for Franklin County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $82,300 (FY2025: $74,100, +11.1%). Small figures under each limit show the change from FY2025.

Household size	1 person	2 people	3 people	4 people	5 people	6 people	7 people	8 people
Extremely low income (30%)	$17,300 +8.5%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +6.4%	$54,350 +8.5%
Very low income (50%)	$28,850 +8.7%	$32,950 +8.6%	$37,050 +8.5%	$41,150 +8.4%	$44,450 +8.4%	$47,750 +8.4%	$51,050 +8.5%	$54,350 +8.5%
Low income (80%)	$46,100 +8.5%	$52,700 +8.4%	$59,300 +8.5%	$65,850 +8.5%	$71,150 +8.5%	$76,400 +8.4%	$81,700 +8.5%	$86,950 +8.5%

The 30% limit is HUD's “extremely low income” limit: the higher of 30% of median income or the federal poverty guideline, but never above the 50% limit. That is why it can rise faster than 30% of median for larger households. Tax-credit (LIHTC) properties use separate Multifamily Tax Subsidy Project limits.

Source: HUD Section 8 Income Limits FY2026 (effective May 1, 2026) and FY2025, details.